We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather use a high street conveyancing solicitor in Solva?

You should check but the chances are that allocate you one of their panel lawyers if you take up the "fee-free" deal. Call the lender and explore if they make available a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Solva.

Should my lawyer be asking questions about flooding during the conveyancing in Solva.

The risk of flooding is if increasing concern for solicitors dealing with homes in Solva. Some people will buy a property in Solva, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, however there are a various checks that may be undertaken by the buyer or by their solicitors which should figure out the risks in Solva. The conventional set of property information forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to discover whether the property has suffered from flooding. If flooding has previously occurred and is not notified by the owner, then a buyer could bring a claim for damages stemming from an incorrect answer. The buyer’s conveyancers will also conduct an environmental search. This should indicate if there is a recorded flood risk. If so, additional inquiries should be initiated.

Just had an offer accepted on a new build apartment in Solva. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Solva

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I need to appoint a conveyancing solicitor for freehold conveyancing in Solva. I have land on a web site which seems to have the perfect offering If there is a chance to get all this stuff done via email that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I've found a house that appears to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Solva. Conveyancing lawyers have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Solva ?

The majority of houses in Solva are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Solva so you should seriously consider shopping around for a Solva conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is part of an estate. Your solicitor should appraise you on the various issues.

I own a leasehold flat in Solva, conveyancing was carried out April 1999. How much will my lease extension cost? Corresponding flats in Solva with over 90 years remaining are worth £222,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2094

With just 70 years unexpired the likely cost is going to be between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.